My wife and I have recently appointed a conveyancing solicitor in Gloucestershire. I I am struggling to find out whether they are on the Yorkshire Building Society conveyancing panel. Could you or the lender confirm if they are on the panel?

You should call your conveyancer and enquire if they are on the lender panel. Alternatively please get in touch with Yorkshire Building Society who may be able to confirm.

I'm purchasing my first flat in Gloucestershire with a mortgage from National Westminster Bank. The developers would not budge the price so I negotiated £7000 of extras instead. The estate agent advised me not to tell my conveyancer about this deal as it will impact my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Over the last few months I have been searching for a flat up to £235,500 and found one close by in Gloucestershire I like with open areas and transport links in the vicinity, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Gloucestershire suitable, so just wondered if I would be making a grave error purchasing a short lease?

Should you need a home loan the remaining unexpired lease term will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you can request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.

What tools are available to search for a Gloucestershire law firm on the Barclays conveyancing panel? I am a keen cyclist and am prepared to travel upto 25kilometers to meet the conveyancer.

You can use the facility on this website. Please pick a bank and your location and you will see a number of Gloucestershire conveyancing lawyers based on proximity. We have listed some Gloucestershire conveyancing firms towards the end of this page and you can contact them to check whether they are on the Barclays panel

I am on look out for some leasehold conveyancing in Gloucestershire. Before I get started I want to be sure as to the unexpired term of the lease.

If the lease is recorded at the land registry - and most are in Gloucestershire - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I am the registered owner of a 1st floor flat in Gloucestershire, conveyancing having been completed in 2005. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Gloucestershire with over 90 years remaining are worth £201,000. The ground rent is £45 invoiced annually. The lease terminates on 21st October 2089

With 65 years left to run we estimate the premium for your lease extension to be between £13,300 and £15,400 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.